Q: Why should I choose Property Management
Experts?A: PME has a reputation for providing
“outstanding” service. We have been in the business of
professional property management and leasing since 1978
and we have the experience & “know-how” to make your
real estate investment a success. When you hire us, you
can expect the very best management solutions, we will
make every effort to earn your trust. There is no better
choice for your investment and peace of mind. From our
corporate office in Stockton and our branch offices we
serve the following areas: Elk Grove/Galt,
Sacramento/Fair Oaks, Lodi, Modesto, Tracy, Manteca &
Lathrop. Property management is our
only business. Our
success lies in offering you the reliable, efficient
property management service that you deserve. Our
experience gives us expertise in: local rent structures,
lease agreements, maintenance needs, insurance
requirements and landlord/tenant law.

Q: What characteristic sets our company apart
from other property management companies?A: Our Stockton office is open Monday- Sunday
from 9:00am-5:00pm 7 days a week, and we show vacant
properties every single day.

Q: Why should I hire a professional property
management company to manage my rental property?A: If you lack the time or expertise needed for
day-to-day management of your commercial or residential
real estate investments, an expert property manager can
help you make a big difference in your investment
success.

A property management company can help you:

Market your rental property to minimize
vacancies and maximize income (link: Property
managers make their livings because they know the
rental market, what comparable properties are
renting for, and what potential renters are willing
to pay for a rental property.

They have the marketing know-how to reach
potential renters and they have the experience and
resources to weed out poor credit risks

Fill vacancies with the best possible tenants;

Maintain and keep your rental property in good
condition (link: Property managers handle and
coordinate routine repairs as well as emergency
repairs. They have the experience to avoid
unnecessary repairs to save you money);

Q: Are you the least expensive company in
town?A: It seems there is a new property management
company starting out every day, trying to beat everyone
else's prices. Our management fees are very competitive
and we certainly are not the most expensive. On the
other hand, we charge a fair fee for a tremendous
service. For example, we believe that resident selection
is very high on the list of priorities. A poor resident
can cost you thousands of dollars. We are experienced
and committed to finding the best resident for you at a
competitive rent. When ALL expenses are considered, we
are generally less expensive than most companies.

Q: How do we market your property?A: We have a major presence on the web with our
primary website at
www.pmerents.com where we post up to 10 attractive
photos of your property, information & directions. Our
Web Development department daily takes care of online
development and site management to ensure our clients
that their property is getting the optimal exposure
available online. We also have rental listings available
in our office during business hours Mon-Sun 9:00-5:00pm
and outside in our exterior box 24 hours a day.
Scheduled showings of vacancies are performed seven days
a week (selected offices) by professional leasing
agents. In addition to newspaper advertising, we also
post professional sized rental signs at the property to
attract prospective tenants. Located on the sign is an
extension number assigned to your property where the
prospective tenant can call to get specific information
on your property.

Q: How can I know what my home will rent for?A: We do a detailed analysis of the rental
market, factoring in the condition, location, and
amenities of your property along with the current rental
market.

Q: Why is good credit history so important to
PME?A: Over the years, we have found that residents
with good credit history are generally more reliable
than those who do not have good credit. A reliable
resident will usually take better care of a property (in
addition to paying rent on time). When we have good
residents who pay rent on time and take proper care of
the property, your investment is protected.

Q: What happens when a tenant is in breach of
the lease contract?A: Once a violation has occurred, we will post
legal notice to the tenant with an opportunity to cure
the violation. If the violation is not cured, it will be
forwarded to our attorney for eviction filings.

Q: Who holds the Security Deposit(s)? A: Property Management Experts maintains all
security deposits in an escrow account and is the
fiduciary under CA General Statutes. Please refer to our
Management Agreement for more complete details.

Q: When does an owner get his/her check? A: We make every effort to insure your funds
are received no later than the 15th of the current
month. Direct deposit of any owner's monthly check is
available at no extra charge. In addition, we include an
itemized accounting statement.

Q: Will I know what is going on with my
property?A: Yes. We will communicate with you throughout
our agreement and keep you aware of any issues that may
arise. We will contact you at reasonable times to
discuss repairs and notify you of the residents notice
to move.

Q: How often are inspections done at my
property?A: Before a new resident moves into your
property, we will complete a detailed move-in checklist
with the resident, which provides written documentation
as to the condition of your property. Thereafter, each
year we send a written notice to our property owners to
recommend a safety and maintenance inspection. If
approved by the owner, a certified home inspector is
scheduled to inspect the property. During this
inspection, the inspector will make sure the smoke
alarms work, test for plumbing leaks, check the caulk
and grout in the bathrooms, examine the exterior
painting, and complete an inspection report. The report
and color pictures will be mailed to you as they are
completed. The inspector charges our owners $100.00 for
each inspection report.

Q: How do you handle maintenance requests?A: Residents may phone, fax, or mail their
requests to us, and they can request maintenance online
at our website. After we receive a repair request, we
may contact the resident and ask them questions, which
will help us determine the exact nature of the problem
before sending a service technician. If the resident has
a legitimate problem, we will schedule the repair. Most
repairs are scheduled within one business day. Comfort
items such as air conditioning, no hot water or heat,
receive the highest priority and are usually attended to
the same or next business day.

Q: Do you handle problems late at night and
during weekends?A: Yes. Residents can contact us 24 hours a day
and 7 days a week to respond to emergencies. We will
then talk with the resident to determine how to proceed.
Many times we can solve the problem over the phone,
saving you the cost of an emergency trip charge.

Q: Can you pay my monthly property bills for
me?A: Yes. We can pay your Mortgage, Insurance,
Homeowners fees, etc. There must be sufficient cash flow
from the property to cover such expenses and we will ask
you to advance us the necessary funds for this purpose

Q: What is your
application process?A: You must submit a rental application and
answer all questions on the form. All adults living in
the rental unit over the age of 18 must complete an
application and meet qualification requirements.
You must pay the $30 (for an individual), nonrefundable
application fee. An additional $30 application fee will
be charged for each co-tenant over 18 years of age. We
will determine whether, from your responses to the
application questions, you qualify for the unit you are
applying for. If you do not, we will reject your
application. If you do, we will check your credit
report, criminal history, and employment and rental
references to confirm that they meet our rental
criteria. If you meet our criteria, we will approve your
application. This process takes 24 to 48 hours. We
process only one application at a time for any of our
rental units. If you are interested in renting a
property that has an application pending on it, we can
accept back-up applications. You will not be asked to
pay an application fee if you submit a back-up
application. If the first application is rejected, we
will call the person(s) who submitted the first back-up
and give them an opportunity to apply and at that time
collect the fee.

Q: What type of
criteria do we require for an approved application?A: Your combined monthly income should be at
least two and a half times the monthly rent and must be
verifiable. You must have satisfactory rental
references from at least two prior landlords or for at
least the last two years. If you have ever been evicted
or sued for any lease violation, we may reject your
application. Your credit record must currently be
satisfactory. If your credit history shows any unpaid
debts, we may reject your application.

If you do not meet one or more of the above criteria,
you may be able to qualify for the rental unit if you
can get a third party to guarantee your lease. If you
have ever been convicted of a felony, we may reject your
application. If you have been convicted of a misdemeanor
involving dishonesty or violence within the past five
years, we may reject your application.

Q: What does the
$30.00 application fee cover, and why is it
nonrefundable?A: Our application fee covers our costs to
screen you as a Tenant. This includes not only the
application report fee, but also the time our staff must
take to collect and verify the information on your
application and make a decision on your application.
Therefore, the $30.00 fee is nonrefundable because we
incur the costs of processing your application
regardless of whether your application is approved or
declined.

PLEASE BRING A PICTURE ID, SOCIAL SECURITY
CARD AND PROOF OF INCOME WHEN TURNING IN AN APPLICATION.

Q: What is a
Guarantor?A: A Guarantor, or cosigner, is a person who
guarantees your performance of the covenants in the
Lease, such as paying rent. If you are in default under
the Lease, you and your Guarantor will be held
financially responsible. The guarantor must pass the
same application and screening process that you must
pass, except that we will deduct the guarantor’s own
housing costs before applying his or her income to our
income standard. A guarantor must make a minimum of four
times the rent to qualify. The fee for an individual
guarantor (co-signor) is $30.00.

Q: How do I get
utilities put in my name?A: To put utilities in your name, we recommend
that you contact the appropriate utility companies at
least one week before you move into your apartment. For
more information, please see our resource Information
page. You will need to provide a copy of your new lease
to the utility company as proof of residency.

Q: Where do I send
first month's rent?A: First month's rent, (in the form of a money
order, certified check, or cashier's check) should be
given along with signing your Lease and security deposit
to the A.E. at time of move-in.

Q: How can I avoid
paying late fees? A: You can make automatic payments from your
checking or savings account that will deduct your
monthly rental amount on the 1st or 5th of the month.
Please fill out the form
http://www.pmerents.com/residents/default.htm
at least two weeks before the beginning for the month in
which you’d like to start ACH.

Q: How do I submit a
work order?A: Our highly trained maintenance team is
located in house. They are open Monday- Friday from
9:00am-5:00pm. You can come to our office to fill out a
request form for maintenance, or you may reach them at
(209) 644-2000 to request a non emergency work order,
also use our work order request function located on our
website
http://www.pmerents.com/residents/repair-request-form.htm
or you can email your requests to
repairs2@pmerepairs.com If you have an emergency,
please call our 24 emergency number they provided upon
your move-in. Please do not call the Account Executive
for non-emergency maintenance requests. If a reasonable
time has passed and your maintenance request is still
unresolved, please feel free to contact your Account
Executive.

Q: What maintenance
is the tenant responsible to pay?A: The tenant is responsible to pay for tenant
caused damage during their tenancy. Some of these types
of items are: light bulbs, smoke detector batteries and
broken windows. If a call to the maintenance department
is made for this type of repair, the tenant will end up
being “billed back” for the materials and labor charges.

Q: My sink/ toilet is
clogged, do I have to pay for it to be cleared by the
plumber?A: At the time of the work order request it is
unknown what the reason for the plumbing back ups are.
Once a plumber is dispatched and has cleared the line
there are several indicators as to what the cause is.
The tenant would not be responsible for the things
beyond their control such as a damaged sewer line or a
clogged line due to tree roots. The tenant would be
responsible for the plumbing charges if inappropriate
items were put down the drain or flushed in the toilet,
such as potato peelings, or accidentally dropped
children’s toys.

Q: I called in a
repair but Property Maintenance Experts said they can’t
do it, why?A: Property Management Experts (PME), Property
Maintenance Experts (PME) is only an agent for the
owner and can not spend the owner’s money without their
permission. PME does not always have the owner’s
permission to send out a technician. A repair
would not be authorized for several reasons; such as the
owner performs maintenance himself, we have to contact a
home warranty company or the owner has their own
handyman. We try hard to satisfy all tenants’
requests but ultimately must follow the owner’s
instructions. At the time of the repair request,
you should be notified if there is any kind of possible
impediment to complete your repair request.

Q: Why was I charged
for a missed appointment?A: When an appointment is made with you for a
technician to come out and make a repair, you are given
a time window for the expected arrival. If you are
not able to be there then you must have somebody there
over the age of eighteen years old to allow the
technician in to make the scheduled repair. If for
any reason you have to leave or forget about the
appointment and the technician comes and you or another
adult is not there you will be charged for a missed
service call. If you know in advance that you are
unable to make a scheduled appointment a call or email
to the maintenance department at PME twenty-four hours
in advance will prevent you from getting charged for the
missed appointment.

Q: Is renter's
insurance required under my Lease?A: Our building insurance does not cover, and
we cannot be responsible for: A) damage to any of your
personal property in your rental unit regardless of the
cause, or B) any injuries occurring in your rental unit
to you or your guests which are caused by your
negligence. For this reason, you are encouraged to
purchase a renter's (personal property and general
liability) insurance policy, and we also ask that you
provide us with a copy of the policy and add PME as
additionally insured. The monthly cost is extremely low
and we highly recommend you purchase renters insurance.

Q: How do I renew my
Lease?A: Upon expiration of your one year lease
agreement, your lease automatically becomes a month to
month lease and unless you specifically request a new
one year lease from your Account Executive.

Q: How do I remove a
roommate from the lease?A: To remove someone from your Lease, you will
need to have said tenant write a formal 30 day notice
stating his or her desire to waive all right and
liability to the apartment. This can only be
done after
the lease has expired. Please see your Account Executive
for details. We will then need to re-evaluate your
financial situation to see if you still qualify to rent
the home.

Q: How do I get out
of my Lease before its natural expiration date?A: In most cases, we do not allow tenants to
breach their lease contract. However, if you are
approved to do so, you will be required to show your
unit until it is rented as well as cover the rent, pay
for the new tenant fee and advertising fee’s until the
new tenant begins paying rent.

Q: When will I get my
security deposit back after I move out?A: Under the California Landlord Tenant Law,
you are entitled to the return of your security deposit
to you within 21 days from the date PME receives the
keys.

Q: Can a separate
security deposit check be made payable to each roommate
at the end of the Lease?
A: No. A single security deposit check will be made
payable to all persons who signed the Lease for your
rental unit, regardless of who provided the security
deposit.

Q: Where will my
security deposit be sent after I move out?A: At the end of your Lease, you must provide a
forwarding address for your security deposit to be sent;
otherwise, your security deposit will be sent to your
last known address and forwarded by the U.S. Postal
Service if you have filed a forwarding address with the
Postal Service. If no forwarding address has been given,
the Postal Service will return your security deposit to
us, where we will hold it until you provide a forwarding
address.